The Merlot
The Merlot is a freehold condominium located in District 8 (Little India), part of the Rest of Central Region (RCR). The development was completed in 2009 and comprises 42 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
THE MERLOT is a freehold condominium at KENG LEE ROAD in District 8 (RCR), developed by FRAGRANCE PROPERTIES PTE LTD, comprising 42 units, completed in 2009.
Location & Connectivity
THE MERLOT is approximately 740m from Novena MRT station, with 8 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 740m |
| Farrer Park | North-East Line | 900m |
| Newton | North-South Line | 910m |
| Newton | Downtown Line | 910m |
| Little India | North-East Line | 930m |
| Little India | Downtown Line | 930m |
Schools & Education
18 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | Secondary | 240m |
| St. Margaret's Primary School | Primary | 320m |
| CHIJ Our Lady Queen of Peace | Primary | 590m |
| LASALLE College of the Arts | Tertiary | 1.1 km |
| Farrer Park Primary School | Primary | 1.1 km |
| ACS (Junior) | Primary | 1.1 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| Anglo-Chinese School (Primary) | Primary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,461 psf | $755,000 |
| 2 BR | 3 | $1,336 psf | $1,179,333 |
Market Position
THE MERLOT has recorded 5 sales at an average price of $1,009,600.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at THE MERLOT typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 1 BR | $2,857/mo | $755,000 | 4.54% | $378/mo |
| 2 BR | $3,398/mo | $1,179,333 | 3.46% | $288/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,374 psf | — |
| 2022 | 1 | $1,131 psf | ↓ 17.7% |
| 2023 | 2 | $1,522 psf | ↑ 34.6% |
| 2026 | 1 | $1,382 psf | ↓ 9.2% |
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From the 2023 high, THE MERLOT prices have given back 9.2% — still 0.6% above the 2021 baseline.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | $2,173 psf | 434 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | $1,777 psf | 138 |
| CITY SQUARE RESIDENCES | Freehold | $1,897 psf | 116 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | $1,999 psf | 107 |
| KERRISDALE | 99 yrs lease commencing from 1998 | $1,400 psf | 92 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 42-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. Parking and arterial road access matter more here than walking-distance MRT.
quiet sanctuary seekers and yield-focused investors should treat this as a shortlist candidate, not a default choice.
short-term flippers (<5 yr) and resort facilities should probably look elsewhere. TOP 2009 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
THE MERLOT is a freehold development in District 8 (RCR), with 42 units, offering a gross yield of 3.7%.
At ~$1,382 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full THE MERLOT dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE MERLOT against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (290m away), an upgrader gap of about $150,000
- Central Area — 4-room average $1,088,814 (870m away)
- Toa Payoh — 4-room average $929,793 (1.8 km away), an upgrader gap of about $100,000
FAQ
What is the average PSF for THE MERLOT?
Is THE MERLOT freehold?
What is the rental yield for THE MERLOT?
Which MRT is nearest to THE MERLOT?
Sources & Next Steps
- THE MERLOT Dashboard — Live charts and analytics
- URA — Official transaction data
- District 8 (Little India) — District 8 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions
- Rental data: 74 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 5 records analysed · Source: URA private-sale caveats